3100 Vineyard Rd
Novato 94947 · North Novato · Unincorporated Marin · Coordinates: 38.10365, -122.63070
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,132,000 ($996,000–$1,268,000).
Upsides & Opportunities
- ✓ Documented permitted upgrades (+$15,120 contributory est.)
Public building records show issued construction/renovation work on this parcel (2 total permits, latest Jun 14, 2022).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! Mapped flood awareness zone (Zone X: minimal flood hazard)
all of the lot of the parcel intersects Zone X: minimal flood hazard. Outside mandatory federal SFHA insurance rules, but check local drainage and finished-floor requirements.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! 5 slow or stalled nearby projects within ½ mile
Closest lead: Accessory dwelling unit at 20 Verissimo Dr (0.46 mi E, applied). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
- ! Year 1 Prop 13 tax reset (~$13,468/yr at $1,132,000)
Sale triggers reassessment to 1.00% base + ~0.15% voter debt (~$1,122/mo). Confirm exact Mello-Roos / CFD special assessments on the county tax bill.
Source: CA Const. Art. XIIIA (Prop 13) · County Tax Collector
Parcel & Assessor
- Lot size:
- 657,015 sq ft (15.08 ac)
- Assessor use:
- Single-Resid. - Improved
- Addresses on lot:
- 3100 VINEYARD RD
Zoning & Land Use
Undesignated — Undesignated (Novato)
RMP-0.1 — Residential Multiple Planned (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in RMP-0.1.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RMP-0.1.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in RMP-0.1.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone X: minimal flood hazard (all of the lot) · FIRM panel 06041C0257D, effective May 4, 2009
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $996,000 – $1,268,000 · Status: Off market
HUD Small Area FMR (ZIP 94947) · FY 2026
Studio $2,250 · 1BR $2,690 · 2BR $3,260 · 3BR $4,160 · 4BR $4,320
Developments Deserving Closer Investigation & Active Area Builders
- Accessory dwelling unit at 20 Verissimo Dr (Applied)0.46 mi E
In "Applied" for 4.2 yr (since Aug 23, 2022), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- New home at 2500 Vineyard Rd (Applied)0.48 mi E
In "Applied" for 3.3 yr (since Jul 14, 2023), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Accessory dwelling unit at 90 Verissimo Dr (adu 90a) (Issued)0.12 mi SE
Active in "Issued" for 3 yr (first record Oct 27, 2023) with no new permit activity recorded in 2.1 yr.
- New home at 17 Woodside Ct (aka 15) (Issued)0.17 mi SW
Active in "Issued" for 5.1 yr (first record Oct 4, 2021) with no new permit activity recorded in 3.4 yr.
Entity-resolved builders & contractors in ½ mile: Sun America Solar And Construction (1 on parcel, 1 in ½ mi · Solar / battery storage); Moore Services (1 on parcel, 1 in ½ mi · HVAC / heat pump); Owner (8 in ½ mi · New garage / accessory structure); Owner Builder (5 in ½ mi · Addition (adds square footage)); Barkley Builders (2 in ½ mi · Remodel / interior alteration).
Permit & Project History on This Parcel (2 permits, 0 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| B30046 | Solar / battery storage | Issued | Iss. Jun 14, 2022 | $40,000 | 10.5 kW Roof Mounted Solar Photovoltaic Installation. No Batteries |
| B13544 | HVAC / heat pump | Issued | Iss. Oct 19, 2017 | $11,500 | Replace furnace, Replace 2 AC units — Replace Mechanical Appliance |